HOA Sticker Shock: How Much Are Association Fees for Popular Outer Banks Communities?

Outer Banks HOA's cost comparison and amenities included

An important consideration for locating your Outer Banks home is the neighborhood or community. The community will impact your quality of life whether it is used as a second home, vacation rental, investment property or your primary home. The neighborhood influences your social interactions, schools your children may attend, shopping availability and recreation facilities. The community also impacts your pocket book.

Many neighborhoods in the Outer Banks are designed as PUD’s or Planned Unit Development. The concept includes common areas, sometimes open space or amenities like swimming pools, tennis courts and gyms available to residents and guests. The home owner is responsible for the care and maintenance of his own property and pays dues to the Home Owner Association (HOA) to maintain the common areas. The shared cost among residents for the community amenities provides an improved life style for each of the residents.

Depending on the HOA governing document or by laws, the association may be able to dictate certain aspects regarding the home owners’ property, like the materials used in construction of the home, paint colors and type of landscaping or hardscape for properties within the PUD. This is to make sure the homes within the community adhere to an agreed upon standard. This structure is believed to enhance property values and prevent surprises after purchase of your home; like when your neighbor decides to paint his house purple.

A portion of the dues each home owner pays is also used to fund reserves. Reserves are used to repair or replace items but are collected in advance to keep HOA fees level. Otherwise, when a roof needs to be replaced each home owner would be assessed a portion of the expense. This additional amount would not be planned by homeowners and could wreak havoc with their individual budgets.

Prior to closing on your real estate purchase, you should read and understand the HOA governing documents to make sure you understand the rules and regulations that you will be expected to abide by. Take the time to look at the common amenities and assess the level of pro-active maintenance and the current condition of the common areas. Read the association minutes to determine if residents have issues with deferred maintenance or if there has been discussions requesting a special assessment. Review the operating budget to make sure adequate reserves are being collected for the age and condition of the assets.

An estimated 54 million Americans live in some 274,000 homeowner associations, condominium communities, cooperatives and other planned developments. Some of the popular communities in the Outer Banks have HOA and various levels of community amenities. Only you can decide if the community is a good fit for you and your real estate needs. Consider the fee charged for the HOA compared to the value to you or your guests for the amenities provided.

The fees listed for the communities below are current and accurate as of the time of this writing but use these figures as a guideline and always request the documentation from the HOA or Management company prior to completing a real estate transaction.

Currituck Club

The Currituck Club in Corolla is one of the newer developments on the Outer Banks. Central to the plan is the lovely Rees Jones golf course with the same name. The semi-private golf course was named “Top 10 Golf Course You Can Play” by Golf Magazine in 1996 and was rated 24th in the state of NC in 2000 by Golf Digest.

The 412 single family homes on 582 acres are graciously laid out around the golf course and the Sound to maximize the views. Many homes have golf course, sound and ocean views.

This community has several communities within the community that share the overall amenities and have amenities exclusive to the smaller community residents and guests.

The Currituck Club –$3,463 / year

AMENITIES

  • Clubhouse
  • Gated Community
  • Golf Course
  • Health Club
  • Ocean Access
  • Outdoor-Comm. Pool
  • Outdoor-Comm. Tennis
  • Playground
  • Common Area

ASSOCIATION FEE INCLUDES

  • Common Electric
  • Common Insurance
  • Grounds Maintenance
  • Management
  • Pool
  • Road Maintenance
  • Security
  • Tennis Courts
  • Walkways

Windswept Ridge Condos – $9,636 / year

This 30 unit condo community has two three story buildings and is perched high to provide fairway and some ocean views. There is a private pool and tennis court for the condo community as well as the main Currituck Club amenities. Homeowner Association documents can be found here.

AMENITIES

  • Clubhouse
  • Gated Community
  • Golf Course
  • Health Club
  • Ocean Access
  • Outdoor-Comm. Pool
  • Outdoor-Comm. Tennis
  • Playground

ASSOCIATION FEE INCLUDES

  • Building Maintenance
  • Common Electric
  • Common Insurance
  • Grounds Maintenance
  • Management
  • Pool
  • Road Maintenance
  • Security
  • Tennis Courts

Hammocks – $6,605 / year

The Hammocks include 71 homes with semi-maintenance free living since the HOA handles roof, siding and landscaping (not the area directly in each back yard). There is also a separate community pool for residents of the Hammocks. It was awarded the 2010 Small Resort Community of the Year by NC Chapter of the Community Association Institute. Homeowner Association documents can be found here.

ASSOCIATION AMENITIES

  • Clubhouse
  • Gated Community
  • Golf Course
  • Health Club
  • Ocean Access
  • Outdoor-Comm. Tennis
  • Playground

ASSOCIATION FEE INCLUDES

  • Common Electric
  • Common Insurance
  • Grounds Maintenance
  • Management
  • Pool
  • Road Maintenance
  • Security
  • Tennis Courts

Magnolia Bay – $5,663 / year

Magnolia Bay includes 61 home sites with approximately 1/3 located on the sound within the Currituck Club community. There is a pool and tennis courts for the exclusive use of residents and guest staying in Magnolia Bay.


ASSOCIATION AMENITIES

  • Clubhouse
  • Gated Community
  • Golf Course
  • Health Club
  • Ocean Access
  • Outdoor-Comm. Pool
  • Outdoor-Comm. Tennis
  • Playground

ASSOCIATION FEE INCLUDES

  • Common Electric
  • Common Insurance
  • Grounds Maintenance
  • Management
  • Pool
  • Road Maintenance
  • Security
  • Tennis Courts
  • Walkways

The Cottages at The Currituck Club – $3,463 / year

The elevated lots for the Cottages are located at the first fairway at the main entrance to the golf course. The elevation provides sound and ocean views as well as the sweeping expanse of the golf course.

ASSOCIATION AMENITIES

  • Clubhouse
  • Health Club
  • Ocean Access
  • Outdoor-Comm. Pool
  • Outdoor-Comm. Tennis
  • Park
  • Playground

ASSOCIATION FEE INCLUDES

  • Management
  • Pool
  • Road Maintenance
  • Tennis Courts

Kilmarlic Golf Club – base $640 / year

Base amount applies to home or lot; plus additional amounts for swimming pool, tennis, golf and fitness center.

The Kilmarlic community sits on 605 acres of maritime forest and coastal wetlands on the mainland in Currituck County. Many home sites have views of the championship golf course with the same name. The community is almost next to the new H2OBX Water Park. It is 4 miles from the Wright Memorial Bridge but only minutes from the beaches and attractions in the Outer Banks. In 2004 and 2009, Kilmarlic Golf Club hosted the North Carolina Open.

ASSOCIATION AMENITIES

  • Sound Access, Pier & Gazebo
  • Boat Dock
  • Park

Optional Amenities

  • Club House
  • Health Club
  • Pool
  • Tennis

ASSOCIATION FEE INCLUDES

  • Common Electric
  • Common Insurance
  • Grounds Maintenance
  • Management

Martins Point – $895 / year

This upscale gated community is located in Kitty Hawk at the base of the Wright Memorial Bridge. It is centrally located and favored by year round residents and second home owners. The community is built on a peninsula that juts out into the Currituck Sound and bordered on the other side by the Guinguite Creek affording many home sites water front views and access.

ASSOCIATION AMENITIES

  • Gated Community
  • Boat Ramp
  • Boat Dock
  • Playground
  • Sound Access

ASSOCIATION FEE INCLUDES

  • Common Electric
  • Common Insurance
  • Road Maintenance
  • Security

Monteray Shores – $980 / year

Located in Corolla, Monteray Shores is a 369 acre community with French Carribean style homes on the sound front. It is one of the only communities in Corolla with a launch for small watercraft. There is nearby public access to the oceanfront with parking in the Whalehead subdivision.

ASSOCIATION AMENITIES

  • Clubhouse
  • Outdoor Pool
  • Tennis
  • Playground
  • Sound Access
  • Boardwalk

ASSOCIATION FEE INCLUDES

  • Building Maintenance
  • Management

Villages at Ocean Hill – $1664 / year

Another established community in Corolla, the Villages at Ocean Hill is located just before the four wheel drive area. It has a well-managed HOA and abundant amenities for both residents and guests.

ASSOCIATION AMENITIES

  • Pool
  • Tennis
  • Health Club
  • Clubhouse
  • Playground
  • Beach Access
  • Walkways

ASSOCIATION FEE INCLUDES

  • Common Electric
  • Common Insurance
  • Road Maintenance

Ocean Sands – $500 / year – (sections: D, E, F, G, H, I, J, K, L, M, N, P)

$100 / year voluntary (Sections A, B, C)

Ocean Lakes in Ocean Sands $930 / year (Section O)

The communities in Ocean Sands were one of the first developments in the Corolla area during the 1970’s. At that time, much of the roads were not even paved. Ocean Sands Sections A, B and C, known as Ocean Sands South, were developed first and have their own voluntary home owners association (OSSPOA). Ocean Sands Section D, E, F have a separate property owner Association.

ASSOCIATION AMENITIES

  • Tennis
  • Beach Access

Carlyle on the Sound – $500 (lot) $750 (home) /year

Located off Colington Road in Kill Devil Hills, this newer sound front community has 73 home sites with 45% reserved as a nature conservation area.

ASSOCIATION AMENITIES

  • Common Area
  • Sound Access

ASSOCIATION FEE INCLUDES

  • Common Electric
  • Common Insurance
  • Management
  • Road Maintenance

Carolina Club – $500 / year

The Carolina Club located on the Currituck mainland in Grandy, NC features a par 72 championship course that is open to the public. Grandy, NC is located 13 miles from the Wright Memorial Bridge; so it is still close to the beach and activities of the Outer Banks.

ASSOCIATION AMENITIES

  • Boat Ramp
  • Boat Dock
  • Outdoor pool and tennis
  • Sound Access

ASSOCIATION FEE INCLUDES

  • Common area
  • Common Electric
  • Common Insurance
  • Management

While the above list is just a few of the HOA communities, there are many communities that have no HOA or they have a voluntary opt-in for specific community amenities. The Outer Banks has a diversified group of residential housing ranging from 1 bedroom condos to 24 bedroom homes and everything in between. There are also co-ownership homes and time shares, town homes, patio homes. The barrier island features the sound to the west and the Atlantic Ocean to the east, so every location is just a short distance to the water and recreation.

Let Eillu Real Estate Agents help you find the perfect home, with exactly the community or private amenities you desire (or no community amenities at all). Find the best neighborhood for you and your family, investment objectives or vacation rental. Wiggle your toes in the sand and get positive cash flow from Outer Banks investment property. Best of all, create memories to last a lifetime. Schedule an appointment today!

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